Odilia Plan · Westlake, LA 70699

$357,500

5 bd · 3.0 ba · 2,644 sqft · SingleFamily · 45 Days on market

Excellent condition

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0

Listing remarks

Join us at the Odilia! A new home floor plan in Fairhaven at West Trace located in Westlake, Louisiana. This thoughtfully designed two-story home blends open living spaces with private retreats, offering 2,623 square feet of comfortable living. Enter through the covered front porch into a welcoming foyer that connects seamlessly to the home's main areas. To one side you will find a spacious bedroom and a guest bathroom; while the opposite hallway leads to the conveniently located two-car garage and utility room- perfect to double as a mud room. At the heart of the home, the open-concept kitchen, dining area, and living room create a bright and inviting atmosphere. The kitchen features a lar

Key facts

• Open living spaces
• Covered front porch
• Spacious bedroom

Tags

• OPEN LIVING SPACES
• PRIVATE RETREATS
• COVERED FRONT PORCH
• WELCOMING FOYER
• SPACIOUS BEDROOM
• GUEST BATHROOM

Property features AI

Finance

• Other: Address: 1601 Eagle Ave, Westlake, LA 70699
• Financial info: List price $357,500

Exterior

• Parking: 2 covered garage spaces (total 2 parking spaces)
• Home design: New construction plan named Odilia; Property listed as a Plan
• Exterior features: Living area approximately 2,644

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active listing (Plan: Odilia)

🏗️ New construction. The $357,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,570.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $358k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $358k).
• Recommended offer: $347k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 6.4% in Westlake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#120 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($347k) is reasonable based on typical stale-listing flexibility.

Recommended offer $346,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.69%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $304,570
• List price: $357,500
• Delta: 17.38%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Fenimore Loop	0.21mi	4/2.5 (-1)	2,434 (-8%)	1mo	$274,900	$113	69
1653 Reserve Dr	0.32mi	4/3.0 (-1)	2,462 (-7%)	4mo	$265,000	$108	66
1622 Reserve Drive	0.35mi	4/3.0 (-1)	2,486 (-6%)	4mo	$270,000	$109	65
1537 Fairway Dr	0.28mi	4/3.0 (-1)	2,462 (-7%)	13mo	$314,000	$128	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.79×
• Total profit: $153,060
• Equity at exit: $136,948

10-year hold

• IRR: 32.1%
• Equity multiple: 5.48×
• Total profit: $382,047
• Equity at exit: $211,053

Cash invested: $85,280 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70699

• Active inventory: 3
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,976 medium
• Mortgage (P&I): −$1,597
• Tax est. 1.5%: −$381 /mo · $4,569/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,045
• Net cashflow: $1,826

Break-even live

Break-even rent $2,664

Max offer price $304,570

Occupancy floor 58%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $76,142
• Closing costs: $9,137
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 Gandy St Westlake, LA	6.0	3.0	2585	$5,500	$2.13	43d	1	1.41mi
1607 Matilda St Westlake, LA	4.0	2.5	2120	$4,300	$2.03	43d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $357,500 Active 45 DOM
2. 2026-06-18
   days on market $357,500 Active 44 DOM
3. 2026-06-17
   days on market $357,500 Active 43 DOM
4. 2026-06-16
   days on market $357,500 Active 42 DOM
5. 2026-06-15
   days on market $357,500 Active 41 DOM
6. 2026-06-14
   days on market $357,500 Active 39 DOM
7. 2026-06-13
   days on market $357,500 Active 38 DOM
8. 2026-06-10
   days on market $357,500 Active 36 DOM
9. 2026-06-09
   days on market $357,500 Active 35 DOM
10. 2026-06-08
    days on market $357,500 Active 34 DOM
11. 2026-06-07
    days on market $357,500 Active 33 DOM
12. 2026-06-05
    days on market $357,500 Active 30 DOM
13. 2026-06-02
    days on market $357,500 Active 28 DOM
14. 2026-06-01
    days on market $357,500 Active 27 DOM
15. 2026-05-31
    days on market $357,500 Active 26 DOM
16. 2026-05-30
    days on market $357,500 Active 25 DOM
17. 2026-05-05
    listed $357,500 Active 1493-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $59,708
• − Mortgage interest: −$17,061
• − Property taxes: −$4,569
• − Insurance: −$1,523
• − Repairs & maintenance: −$4,777
• − Management: −$4,777
• − Depreciation: −$8,860
• Taxable income: $18,142
• Est. tax owed @ 24.0%: −$4,354
• After-tax cash flow: $17,557/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This Odilia Plan home in Westlake, Louisiana is in excellent condition with no visible repairs or maintenance needed. It offers a modern kitchen, spacious living areas, and well-maintained exterior and landscaping, making it an ideal move-in-ready property.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Westlake

• Score: 66/100
• State rank: #120
• US rank: #11457

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westlake, LA

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B